My partner and I have recently bought a house in Suffolk. We have noticed several problems with the house which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been ordered for conveyancing in Suffolk?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Suffolk. Conveyancing searches and due diligence initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the process, the vendor fills in a form known as a Seller’s Property Information Form. answers is incorrect, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Suffolk.

Having sold my house in Suffolk last April but our buyer keeps calling me to say their lawyer needs to hear from mine. What are the post completion sale legalities following completion?

After completion of your sale your conveyancer is duty bound to send the transfer documentation and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer should also evidence that the home loan has been paid off to the buyers lawyers. There is unlikely to be post completion formalities specific conveyancing in Suffolk.

I am helping my step-mother sell her property in Suffolk. Does the conveyancer arrange an energy assessment or do I organise this?

Following the demise of Home Information Packs, energy assessments became a mandatory component of selling a property. An EPC must be commissioned before the property is marketed. This is not something that lawyers ordinarily organise. If you are instructing a Suffolk conveyancing lawyer they may be able to arrange EPC’s given their relationships with long established local assessors

We are getting a further advance on our mortgage from as we wish to conduct a loft conversion to our house in Suffolk. Are we obliged to appoint a local Suffolk solicitor on the conveyancing panel to deal with the paperwork?

would not normally require a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the list.

We have agreed to purchase a house in Suffolk. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender be concerned?

As your lender is your lawyer must comply with the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for . The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and are required to report to where a lease fails to meet these requirements. The provisions relate to the installation of panels on properties countrywide and is not limited to Suffolk.

I am buying my first flat in Suffolk with the aid of help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not disclose to my lawyer about this extras as it would put at risk my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Taking into account that I will soon part with £400,000 on a two bedroom apartment in Suffolk I would like to have a conversation with the solicitor concerning thetransaction before instructing the firm. Can this be arranged?

We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be conducting your conveyancing in Suffolk.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter reference. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Suffolk should be the figure that you end up paying.